How Bhoo Konugolu plot e-auctions work in Andhra Pradesh

What a Bhoo Konugolu auction is

Andhra Pradesh runs its urban land e-auctions through one shared state website: the Bhoo Konugolu Urban Land e-Auction Portal at bhookonugolu.ap.gov.in. The development authority for each area holds its own auction — this guide covers the Kadapa Urban Development Authority (KUDA) and the Srikakulam Urban Development Authority (SUDA), whose NTR Smart Township plot auctions we track — but you register, pay the deposit and bid on that same portal whichever authority is holding it. — per the KUDA and SUDA terms and conditions of sale, which both direct bidders to bhookonugolu.ap.gov.in.

The portal is state-wide: its own auction search lists twenty organisations, from urban development authorities to APCRDA and Rajiv Swagruha divisions, as on 28 July 2026. The mechanics below — one account, a deposit per plot, timed bidding — are the portal’s; the money figures and deadlines are each authority’s own, so read them off the documents for the auction you are entering. — per the Bhoo Konugolu auction search, read on 28 July 2026.

Each sale starts as proceedings: the authority’s own order approving the auction, which lists every plot with its number, size and boundaries, and fixes one sale rate per square yard as the reserve price (the floor below which no bid is accepted). A separate terms document sets the deposit, the fees, the bidding rules and the payment schedule.

This guide follows the auctions running now as worked examples: the KUDA auctions at Rayachoty, Railway Kodur and Proddatur, and the SUDA auction covering two phases at Boddapadu in Palasa. Most of the process is identical across all of them. Two things are not — the bid step and the instalment clock — and both are flagged below. — per the KUDA and SUDA proceedings published on Bhoo Konugolu and each authority’s terms and conditions of sale.

Where the bidding happens — online

Bidding is online on the Bhoo Konugolu portal, in one timed session per auction — there is no auction hall and no paper bid. Before it opens you register on the portal and pay the fees and deposit for each plot you want, within a published window. KUDA’s three layouts bid on 20 August 2026 and SUDA’s two Boddapadu phases on 3 September 2026, both from 10 AM to 5 PM IST. — per the KUDA proceedings dated 22–23.07.2026, the SUDA Boddapadu proceedings, and the windows published on Bhoo Konugolu.

During the session, each plot shows its reserve price, the current highest bid, your own last bid and a countdown clock, and you raise the price with a bid button. Once you hold the highest bid on a plot, the portal will not let you raise it again — the button comes back only when someone outbids you, so watching the screen matters more than clicking fast. — per the portal’s official user manual (bidding screens).

The 5 PM close is a scheduled close, not a guaranteed one. A bid placed in the last 10 minutes pushes that plot’s close out by another 10 minutes, and the terms set no limit on how many times that can repeat — so a contested plot can run well past its printed end. The live clock on the portal is the one that counts. — per the KUDA terms and conditions of sale revised 27.07.2026 and the SUDA terms and conditions of sale.

Here is the first difference between the two authorities. SUDA accepts bids in multiples of ₹25,000 and takes no bid below the reserve price. KUDA works in multiples of ₹5,000 and wants a first bid at least ₹5,000 above the reserve before a bidder counts as taking part. — per the SUDA terms and conditions of sale and the KUDA terms and conditions of sale revised 27.07.2026.

Two rules in the terms are easy to miss. Paying the deposit is not the same as bidding: KUDA’s terms say a bidder who never places a valid bid has no claim to an allotment. And a bid cannot be taken back once it is placed — the terms forfeit the whole deposit — while the Vice Chairperson may accept, reject, adjourn, postpone or cancel the auction without giving a reason. — per the KUDA terms and conditions of sale revised 27.07.2026 and the SUDA terms and conditions of sale.

Registration, the fees, the deposit and every bid happen on the official Bhoo Konugolu portal — never on BiddingPulse. We read the official documents and lay out what they say.

Registration details for bhookonugolu.ap.gov.in

Anyone can bid who is an Indian individual above 18 years or an Indian registered firm, and one account can enter any number of auctions and any number of plots. Before you start, keep three things at hand: your Aadhaar — with a working mobile number linked to it, because every login runs on an OTP (a one-time password sent by SMS) to that number — your PAN, and your bank account details. The terms also ask for a bank passbook copy with your registration documents. — per the KUDA and SUDA terms and conditions of sale (eligibility and registration clauses).

Registering an account is free, and the portal publishes its own click-by-click manual with screenshots — linked in the sources below. In outline: — per the portal’s official user manual.

1. Open bhookonugolu.ap.gov.in, click Login, then “Register Here”.
2. Pick your applicant type — individual, firm, or group of individuals.
3. Enter your Aadhaar number, tick the consent box, and confirm the OTP sent to your Aadhaar-linked mobile. Your name, photo and address fill in from Aadhaar.
4. Check the mobile number carefully — it becomes your login ID for the portal.
5. Add your current address, PAN, and a nominee (their name, Aadhaar, relation and mobile).
6. Enter your bank account and IFSC exactly. This is the account your deposit is refunded to if you do not win.
7. Submit, and log in afterwards with your mobile number, the captcha, and an OTP.

The portal home page notes that credentials activate after your details are verified, so finish registration well before the deposit deadline of the auction you want rather than on its last evening. Each authority also staffs a help desk for bidders: KUDA’s estate wing answers on 7382665060, SUDA’s on 9059007584. — per the Bhoo Konugolu home page (read on 28 July 2026), the KUDA terms and conditions of sale revised 27.07.2026, and the SUDA terms and conditions of sale.

Once you are in, the plots live under “Upcoming Auctions” on your dashboard: each auction card shows its registration window and auction date, and opens into the full plot list with sizes, facings and boundaries. From there you tick the plots you want and pay the deposit — covered next. — per the portal’s official user manual.

The earnest-money deposit (EMD)

The earnest-money deposit (EMD) is the refundable deposit you place before you can bid. In the KUDA and SUDA auctions this guide covers it is a flat ₹1 lakh per plot — the same amount whatever the plot is worth — and it is paid for each plot separately, so bidding on three plots means three deposits of ₹1 lakh, paid online through the portal. — per the KUDA terms and conditions of sale revised 27.07.2026 and the SUDA terms and conditions of sale (EMD tables).

That ₹1 lakh is not a Bhoo Konugolu-wide figure. Both authorities set the deposit and the fees in their own terms, against the plot type in that notification — so on any other auction on the portal, read the deposit off that notice rather than carrying this one across. — per the KUDA and SUDA terms and conditions of sale, whose EMD and fee tables are stated per auction notification.

Two smaller charges are not refundable whether you win or lose: in these notices, a ₹2,000 processing fee and a ₹500 platform fee. In the manual’s checkout example they appear once on a multi-plot selection — a nine-plot basket shows ₹9 lakh of EMDs plus one ₹2,000 and one ₹500 — not once per plot. — per the KUDA and SUDA terms and conditions of sale (fee table) and the portal’s official user manual (EMD payment screen).

If you do not win, the terms return the deposit itself without interest, within one week, by the same method you paid it — the portal’s manual adds that the refund goes to the bank account you gave at registration, which is why that account number has to be right. — per the KUDA and SUDA terms and conditions of sale and the portal’s official user manual.

If you win, you pay 10% of the final bid price within 5 days, holidays included, and your deposit counts towards it. Miss that and you lose the deposit and the plot. The portal then issues your allotment letter, and you go to the authority’s office to sign the sale agreement. The rest is paid in three instalments of 30% each — the second difference between the two authorities: at SUDA they fall due 1, 2 and 4 months after allotment; at KUDA the last two fall at 6 and 9 months, and the first has two conflicting due dates, below. — per the SUDA terms and conditions of sale, the KUDA terms and conditions of sale revised 27.07.2026, and the portal’s official user manual (allotment letter).

KUDA’s first instalment is the one to check before you plan around it. Its allotment clause says the first instalment is due within one month of allotment and that missing it forfeits the 10% already paid; the payment schedule on the next page says 3 months. The document prints both without reconciling them — in SUDA’s terms the same clause matches its own one-month schedule, so the conflict is KUDA’s alone. We could not establish which date governs, so confirm it with KUDA’s estate wing before you bid: if you plan around the later date, the earlier clause is the one carrying the forfeiture. — per the KUDA terms and conditions of sale revised 27.07.2026 (allotment clause 5 against its payment schedule).

Paying the whole balance within a month of signing the agreement earns you a 5% rebate, and a late instalment adds 0.5% simple interest a month. Your bid is still not the whole cost: on top of the final bid price you pay stamp duty, registration fees, and any other taxes or authority charges the terms put on the buyer. — per the KUDA terms and conditions of sale revised 27.07.2026 and the SUDA terms and conditions of sale.

The auction timeline

KUDA’s three layouts — Rayachoty, Railway Kodur and Proddatur — share one schedule. Proceedings dated 22–23 July 2026. Registration, fees and deposit open 28 July 2026 and close 18 August 2026 at 10 PM IST. Live bidding 20 August 2026, 10 AM to 5 PM IST. — per the KUDA proceedings dated 22–23.07.2026 and the windows published on Bhoo Konugolu.

SUDA’s Boddapadu Phases I and II run later. Listed on the portal 25 July 2026, with registration, fees and deposit open from 25 July 2026 at 10 AM and closing 1 September 2026 at 11:59 PM IST. Live bidding 3 September 2026, 10 AM to 5 PM IST. — per the SUDA Boddapadu Phase I and Phase II proceedings and the windows published on Bhoo Konugolu.

The proceedings label their own dates “proposed”, and KUDA’s print a registration window that starts earlier than the portal’s. Where a document and the portal disagree, the dates above follow the portal. — per the KUDA and SUDA proceedings and the windows published on Bhoo Konugolu.

After the auction, the 10%-within-5-days payment and the three 30% instalments described above apply, each authority on its own clock. — per the KUDA terms and conditions of sale revised 27.07.2026 and the SUDA terms and conditions of sale.

Read it on the official source

The dates and figures above come from the auctions running now, and they change with every new one. For the plots you are looking at, the authority’s proceedings and its terms and conditions of sale are always the documents to check before you take any step. BiddingPulse links every fact back to its source so you can do that in one click.